15011 Monte Vista St · Detroit, MI 48238

$77,900

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 100 Days on market

Built 1927 3,920 sqft lot $75/sqft · 32% above area Est $59k · 32% over

---

Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a fantastic opportunity for buyers seeking flexibility, as the seller is offering seller financing and land contract options. Don't miss out on this must-see property. Call today to discuss terms or to schedule your private appointment! Please note that all information is estimated and not guaranteed. Buyers are advised to verify all information before closing.

Key facts

• 3,920 sq ft lot
• Built 1927
• Listed 100 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $71k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#218 in MI) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, crime F, employment F.
• Detroit Public Schools Community District (urban): math 10% / reading 24% proficiency, ranked #499 of 540 in MI (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.1%/yr); 346 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 44% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $539 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 18y ago; this cycle's ask has dropped $32k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $9k; list at $78k implies a 742% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,889 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.56% ✓
• Cap rate: 12.71%
• Cash-on-cash: 22.90%
• DSCR: 2.02
• GRM: 5.3

CMA / ARV

• ARV (median comp): $59,147
• List price: $77,900
• Delta: 31.70%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15041 Lesure St	0.72mi	3/1.0	1,021 (-1%)	2mo	$50,000	$49	63
8539 Desoto St	0.61mi	3/1.0	988 (-4%)	3mo	$31,529	$32	62
15732 Manor St	0.42mi	3/1.0	930 (-10%)	3mo	$50,000	$54	61
15756 Meyers Rd	0.46mi	2/1.0 (-1)	946 (-8%)	4mo	$65,000	$69	57
15754 Meyers Rd	0.46mi	2/1.0 (-1)	946 (-8%)	4mo	$65,000	$69	56
15428 Appoline St	0.33mi	3/1.0	1,175 (+14%)	8mo	$114,000	$97	55
15775 Indiana St	0.68mi	3/1.5	967 (-6%)	1mo	$45,000	$47	55
15824 Snowden St	0.72mi	3/1.0	1,127 (+9%)	0mo	$61,000	$54	51
15824 Snowden St	0.72mi	3/1.0	1,127 (+9%)	0mo	$61,000	$54	51
15775 Hartwell St	0.73mi	3/1.0	1,123 (+9%)	3mo	$88,000	$78	49
14565 Hartwell St	0.62mi	3/1.0	900 (-13%)	3mo	$65,000	$72	47
15772 Steel St	0.51mi	3/2.0	1,165 (+13%)	8mo	$138,000	$118	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 1.82×
• Total profit: $17,873
• Equity at exit: $11,615

10-year hold

• IRR: 29.8%
• Equity multiple: 4.08×
• Total profit: $67,123
• Equity at exit: $6,735

Cash invested: $21,812 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 346
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,215 high
• Mortgage (P&I): −$409
• Tax from tax record: −$102 /mo · $1,229/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $416

Break-even live

Break-even rent $688

Max offer price $77,900

Occupancy floor 61%

Sensitivity live

Price	-10% $460	-5% $438	+0% $416	+5% $394	+10% $372
Rent	-10% $320	-5% $368	+0% $416	+5% $464	+10% $512
Rate	-1.0pp $456	-0.5pp $436	base $416	+0.5pp $396	+1.0pp $376

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $19,475
• Closing costs: $2,337
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	25d	1	0.12mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	44d	1	0.31mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	5d	1	0.42mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.42mi
14847 Cheyenne St Detroit, MI	3.0	2.0	849	$1,150	$1.35	18d	1	0.42mi
15088 Littlefield St Detroit, MI	2.0	1.0	1294	$1,275	$0.99	22d	1	0.45mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	5d	1	0.45mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	44d	1	0.48mi
15738 Sorrento Ave Detroit, MI	3.0	1.0	762	$1,175	$1.54	44d	1	0.53mi
15765 Washburn St Detroit, MI	2.0	1.0	1093	$950	$0.87	44d	1	0.57mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	0.58mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	17d	1	0.59mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	44d	1	0.69mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	17d	1	0.69mi
14570 Cherrylawn St Detroit, MI	3.0	1.0	840	$1,250	$1.49	13d	1	0.71mi
15839 Kentucky St Detroit, MI	2.0	1.0	800	$1,200	$1.50	18d	1	0.71mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	5d	1	0.73mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	18d	1	0.75mi
15878 Kentucky St Detroit, MI	2.0	1.0	800	$900	$1.12	44d	1	0.76mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	17d	1	0.77mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	13d	1	0.78mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	44d	1	0.80mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	44d	1	0.81mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	25d	1	0.82mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	0.84mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	25d	1	0.84mi
16503 Ward Ave Unit 2 Detroit, MI	2.0	1.0	700	$850	$1.21	44d	1	0.91mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	3d	1	0.91mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	44d	1	0.91mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	18d	1	0.94mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	21d	1	0.96mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	5d	1	0.96mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	17d	1	0.96mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	2d	1	1.05mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	18d	1	1.05mi
15771 Turner St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	44d	1	1.06mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	44d	1	1.07mi
15073 Strathmoor St Detroit, MI	2.0	1.0	860	$1,350	$1.57	17d	1	1.08mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	21d	1	1.10mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	17d	1	1.11mi

Listing history 35 events

1. 2026-06-18
   days on market $77,900 Active 100 DOM
2. 2026-06-17
   days on market $77,900 Active 99 DOM
3. 2026-06-15
   days on market $77,900 Active 97 DOM
4. 2026-06-13
   days on market $77,900 Active 95 DOM
5. 2026-06-13
   days on market $77,900 Active 94 DOM
6. 2026-06-10
   price $77,900 Active 91 DOM
7. 2026-06-09
   days on market $89,000 Active 91 DOM
8. 2026-06-08
   days on market $89,000 Active 90 DOM
9. 2026-06-07
   days on market $89,000 Active 89 DOM
10. 2026-06-04
    days on market $89,000 Active 86 DOM
11. 2026-06-03
    days on market $89,000 Active 85 DOM
12. 2026-06-01
    days on market $89,000 Active 83 DOM
13. 2026-05-31
    days on market $89,000 Active 82 DOM
14. 2026-05-07
    price $89,000 371-char remark

    Show marketing remark (371 chars)

    This is a fantastic opportunity for buyers seeking flexibility, as the seller is offering seller financing and land contract options. Don't miss out on this must-see property. Call today to discuss terms or to schedule your private appointment! Please note that all information is estimated and not guaranteed. Buyers are advised to verify all information before closing.

15. 2026-05-06
    price $89,000 371-char remark

    Show marketing remark (371 chars)

    This is a fantastic opportunity for buyers seeking flexibility, as the seller is offering seller financing and land contract options. Don't miss out on this must-see property. Call today to discuss terms or to schedule your private appointment! Please note that all information is estimated and not guaranteed. Buyers are advised to verify all information before closing.

16. 2026-03-10
    listed $110,000 Active 371-char remark

    Show marketing remark (371 chars)

    This is a fantastic opportunity for buyers seeking flexibility, as the seller is offering seller financing and land contract options. Don't miss out on this must-see property. Call today to discuss terms or to schedule your private appointment! Please note that all information is estimated and not guaranteed. Buyers are advised to verify all information before closing.

17. 2026-03-10
    listed $110,000 Active 371-char remark

    Show marketing remark (371 chars)

    This is a fantastic opportunity for buyers seeking flexibility, as the seller is offering seller financing and land contract options. Don't miss out on this must-see property. Call today to discuss terms or to schedule your private appointment! Please note that all information is estimated and not guaranteed. Buyers are advised to verify all information before closing.

18. 2023-11-06
    historical
19. 2023-11-06
    historical
20. 2023-10-28
    listed $65,000 Active
21. 2023-10-26
    listed $65,000 Active
22. 2009-10-21
    soldstatus $9,253
23. 2009-09-18
    listed $9,000
24. 2009-09-17
    historical
25. 2009-08-28
    listed $9,000
26. 2009-08-27
    historical
27. 2009-06-12
    listed $9,000
28. 2009-06-11
    historical
29. 2009-05-22
    listed $9,000
30. 2009-05-21
    historical
31. 2008-12-19
    listed $10,000
32. 2008-12-19
    historical
33. 2008-11-14
    listed $10,000
34. 2005-04-06
    soldstatus $98,000
35. 2002-07-05
    soldstatus $62,605

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $1,229 · $102/mo
• Projected year-2 tax: $1,229 · $102/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,578
• − Mortgage interest: −$4,364
• − Property taxes: −$1,229
• − Insurance: −$390
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$2,266
• Taxable income: $3,997
• Est. tax owed @ 24.0%: −$959
• After-tax cash flow: $4,037/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Detroit Public Schools Community District
• NCES district ID: 2601103
• Math proficiency: 10% ▼ -2.00%
• Reading proficiency: 24% ▲ 6.00%
• Median HH income: $25,815
• Composite: 13.06/100
• National rank: #9564
• State rank: #499 of 540 in MI

Livability — Detroit

• Score: 73/100
• State rank: #218
• US rank: #5427

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety B- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Detroit, MI
• County: Wayne County · 1,562,939 people
• City population: 572,865
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,731
• Household income: $33,315
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2172.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (94%)
• Race & ethnicity: Black 94% Two or more races 3% White 1%
• Foreign-born: 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.96%
• Current HPI: 189.6227
• Rent YoY: ▲ 6.14%
• Metro: Detroit-Warren-Dearborn, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+42.2% since first listed

22 events — show timeline

• 2026-05-07 Price Changed $89,000 MiRealSource-MiMLS
• 2026-05-06 Price Changed $89,000 REALCOMP
• 2026-03-10 Listed $110,000 REALCOMP
• 2026-03-10 Listed $110,000 MiRealSource-MiMLS
• 2023-11-06 Listing Removed — MiRealSource-MiMLS
• 2023-11-06 Listing Removed — REALCOMP
• 2023-10-28 Listed $65,000 REALCOMP
• 2023-10-26 Listed $65,000 MiRealSource-MiMLS
• 2009-10-21 Sold (MLS) $9,253 REALCOMP
• 2009-09-18 Listed $9,000 REALCOMP
• 2009-09-17 Listing Removed — REALCOMP
• 2009-08-28 Listed $9,000 REALCOMP
• 2009-08-27 Listing Removed — REALCOMP
• 2009-06-12 Listed $9,000 REALCOMP
• 2009-06-11 Listing Removed — REALCOMP
• 2009-05-22 Listed $9,000 REALCOMP
• 2009-05-21 Listing Removed — REALCOMP
• 2008-12-19 Listing Removed — REALCOMP
• 2008-12-19 Listed $10,000 REALCOMP
• 2008-11-14 Listed $10,000 REALCOMP
• 2005-04-06 Sold (Public Records) $98,000 Public Records
• 2002-07-05 Sold (Public Records) $62,605 Public Records

Property tax history

-1.2%/yr

Latest (2025): $1,229 · -8.9% YoY. Source: county tax records.